Brick and Natural River Rock with large 4’ firebox wood burning fireplace. New slate hearth and gas log starter. Two hand built matching cherry floor to wall built-in cabinets – one for a TV Display and storage components below. The other one for book display storage and accent lighting.

Separate His and Her lav areas. Hers with a built in dressing table.Custom glass tile work and glass block accent windows. Jacuzzi whirlpool bath with large French windows overlooking interior meditative garden area. Separate WC area w/Toto water jet toilet with heated seat and bidet features.

All plumbing updated with 2 new water heaters ( 1 gas, 1 electric). Custom French doors. New fir wood interior doors throughout. Newly refinished oak floors throughout (under carpet two bedrooms). Abundance of storage space throughout. All living spaces have new ceiling fans.

Landscaping/Hardscaping

New Attached two car garage. Double doors with extra insulation and automatic smooth quiet openers. Beautiful Torch down rook- new to match original where needed.River Rock Exterior siding at Entry, Garage and Front Wall.

Portland is home to so many great urban villages that are magnets that hold onto old time residents and attract new immigrants from all over the US drawing new families into playing the roles that our mothers and fathers filled on behalf of the community during their lifetimes.

Beaumonts Alameda Cafes great breakfasts

My good friend Margaret grew up in Beaumont. Her family came from the midwest bringing good midwestern values. Her dad owned the local pharmacy on the corner of 41st and Freemont. She shared many adoring stories about her dad who was active in the local village supporting the activities of numerous Church’s on behalf of families in need and the greater city community. Sounds a lot like today doesn’t it with our many amazing nonprofits serving the challenged members of Portland’s communities.

My church is nearby Beaumont often is a destination for last minute nourishment, health and services before our evening worship. Last week I was intrigued what new discoveries were to be found in the village.

Portlands Beaumont Village 1910

Ne Beaumont Villages HOT Yoga placeBeaumont Villages little Italy

Beaumont Villages massage fitness health clinic

Beaumont Villages Home Breweries

Like the Alberta District, Beaumont also sports it own metal sculptures established in 1910 mounted on telephones poles on each end of the main street.

Grand Central is the newest addition opening next week. Old favorites disappear and new ones re-appear from different parts of the city. I counted three coffee roasters, 6 bars and breweries, 5 fitness and yoga places, 2 pizzeria’s, two breakfast specialists, a vietnamese, thai, lebanese, mexican, italian, hawaiian, continental, vegetarian and the comforting local bagelry, a bridal shop, great childrens bookstore , woolery, a huge mysterious cemetry, a wine and beer taster and an antique discovery place.

Yesterday I had the opportunity I did my 375th inspection and interviewed an environmental company while they were testing the soil of a tank on one of my listings.

A steel pike was used to find edge and depth of tank.Two soil samples were taken within 6 inches of the center of each end of the tank, at a depth range of 0″-24″ below the bottom of the tank. This was done with Hand Auger and a Direct Push Core Sampler.

I asked the inspector about the durability of tanks and what parts of the city had the most failures.

It is totally dependent upon the type of tank , its placement , location and the porosity of the soils. The West hills are mostly clay and hold water. Other locations like Lake Oswego and West Linn are l and rocky and porous.

This 1955 tank was installed between a faucet and gutter drain creating additional water exposure. The inspector guessed this tank was 6 feet long and 500 gallon tank. Most tanks like this from between 1920 and 1950 are 10 gage metal and hold up better than the newer tanks that are harder steel and lighter gage.

Does Your Oil Tank look Like This

I had previously believed any soil readings over 50 parts per million diesel hydrocarbons was reportable and needed additional decontamination. Determining remediation appropriate proceedures is quite complex and it is not only based on levels of hydrocarbons, but the kind of chemicals found. Benzine and or tph total petroleum hydrocarbons trigger a higher concern than normal diesel oil findings. A reportable release for DEQ is over 50 parts per million.

I had always thought finding water in the tank was a bad omen. The inspector demonstrated how they check for remaining oil and water in the tank. The tank is tilted slight at the oil deliver pipe end. Making it easier to determine fluid levels. He coated the end of a tape measure with a detector paste to read the amount of water. This tank had only about 1/2 an inch of oil and 1/4 of water.

Where Is Your Oil Tank Located?

There is a theory different types of lines used in the tanks create a electrical conduit to draw water into the tank . Steel is preferable to copper. Quite often conditions do allow for a tank to be decommissioned in place. All fluids are removed and interior is scrubbed clean. The tank is filled with inert material and covered . A DEQ certificate is obtained for you by your environmental company.

The Generic Remedy cleanup option is a simplified Risk Based Decision process . The unique features of the Generic Remedy are:

1. No groundwater is encountered2. Soil sampling demonstrates that no more than 65 cubic yards of contaminated soil remains on the site.3. All contaminated soil is located at least 3’ below ground surface.

4. The most contaminated soil remaining on site contains less than 10,000 ppm TPH and less than 0.0083 ppm benzene

There are numerous factors determining whether removal of a tank is necessary. Your environmental company will assess those factors and appraise you of the options.

OIL TANK INSURANCE DO YOU HAVE IT?

We discussed TANK INSURANCE . Evidently standard insurance primarily covers exposure that affects a neighbors property. Not the homeowners decommissioning process. Many of my clients also have paid a premium for peace of mind protection to their Oil delivery companies for years. However, those long term payments offer little or no protection for future tank soil contamination issues.

My first experience at the Hedges was some years ago meeting some clients who frequented this popular hangout. We met and wrote up an offer on a property. A micro brews followed our successful negotiations making the evening feel warm and rosy with Fools Golden Ale.

The 2nd time I visited , I approached a fellow talking on his cell on the giant front porch overlooking the lawn, I asked if he was the owner and he said just hangs out there living around the corner but is at the hedges as much as at home.

I enjoyed watched customers line up and come in and waving at the patrons as they entered heading for their favorite rustic wooden tables. I meandered out to the front porch and into a large outdoor covered tent area behind the front lawn area populated by several families comfortably camped out waiting for their Proletariat Red or Sockeye Cream Stout brews and hearty grub. Kids and dogs are welcome.

Dagda a Pan Gaelic Red – A Pan-Gaelic Red Ale that has a malty body with caramel flavors and a touch of smoke with a tart finish.

Mai Bock a Traditional German Style Lager. This traditional German spring style lager was brewed with German Pilsner, Munich, and Vienna malts and Bavarian yeast. Pale orange in color with malty sweetness and a kiss of noble hops.

This traditional German spring style lager was brewed with German Pilsner, Munich, and Vienna malts and Bavarian yeast. Pale orange in color with malty sweetness and a kiss of noble hops.

From their website;

The term “Public House” was used in Old England to describe homes that innkeepers, or publicans, who were seeking a warm meal, a cold (but not too cold) pint and possibly a comfy bed. While we don’t offer lodging (and can’t let you snooze in our booths), it is our intent to offer neighbors from near and far good food and good drink in a friendly and relaxed atmosphere.

A good public house should be an example of what sociologist Ray Oldenburg calls a “third place”- a friendly, comfortable haven where guests can leave behind the cares of the “first place” (home) and “second place” work and enjoy the company of friends while someone else cooks the food and does the dishes.

Monday Trivia Night

Mondays, starts at 8pm
Thursday Ladies Night

Thursdays, 4 pm to close.
$3 Lompoc beers and $2 off wine for all you special ladies!

Lovingly Updated NE English on a 1/3acre

Perfectly Restored English near NE Concordia, Remarkable Country in the City River Retreat

Perfectly Restored English near NE Concordia Country in the City Columbia River Retreat, Absolutely Adorable 3 Story Remodeled studs out light bright, NEW Great Room, Kitchen, Baths, Mastersuite, Full Apartment, 1/3ac gardens(15)min-dt,low tax, RV Parking, new heated garage/shop

From a print shop,, auto mechanics and origins as a meat packing plant , the Press club perfectly embodies the all and everything energy of SE Portland’s Oregon’s culture.

Diffused light coming down from bank of interior ceiling windows above the wrap around bar Illuminates a mix of family style and intimate tables.

A wall of encyclopedic of domestic and international magazines, announcement boards about the next local bands appearing, movie nites and local art is scattered around the industrial style space.

Social statements spice up the crepe and sandwich centered menu. Cuisine named after famous authors chosen to resonate with values we embrace for the day. Jonathan Safran Foers entry immediately jumped out at me , as I have been slowly working through ‘Moonwalking with Einstein’ . Jonathan is an American author best known for his novels Everything Is Illuminated (2002) and Extremely Loud and Incredibly Close (2005), I hadn’t realized Foer wrote Illuminated, one of my very favorite movies ? Foers menu item matches appropriately matches his novel ‘Eating Animals’.

I am sure to stop by and discover a revolving treasury of great authors and cuisine. And join the friendly banter and intellectual free spirited connections making this unique local neighborhood a special gathering place.